HomeMy WebLinkAboutACHD Commentst ~~~~~
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June 24, 2008
To: Gerald Martens
621 N. College Road, Suite 100
Twin Falls, Idaho 83301
Subject: Una Mas Subdivision (MPP08-007)
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JUN 2 ~ 2008
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On 24 June 2008, the Ada County Highway District Planning Review staff acted on the above
application. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6187.
Sincerely,
Matt Edmond
Planner II
Right-of-Way ~ Development Services
Ada County Highway District
CC: Project file
Una Mas, LLC
Barbara Shiffer, Meridian City Planning Department (sent via email)
Sonya Wafters, Meridian City Planning Department (sent via email)
Carol A. McKee, President
Sherry R. Huber, 1st Vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 •
www.achd.ada.id.us
Right-of--Way & Development Services Department
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ProjectlFile:
Lead Agency:
Site address:
Staff Approval:
Owner/Applicant:
Representative:
Staff Contact:
Tech Review:
Una Mas Subdivision (MPP 08-007)
This application is for a preliminary plat of 21 commercial building lots on 12.62
acres in Meridian, Idaho.
Meridian City
Southeast corner of Ustick Road and Allys Avenue
June 24, 2008
Una Mas, LLC
1717 Chisholm Drive
Nampa, Idaho 83687
Gerald Martens
621 N. College Road, Suite 100
Twin Falls, Idaho 83301
Matt Edmond
Phone: 387-6187
E-mail: medmondCa~achd.ada.id.us
None Requested
Application Information:
Acreage: 12.62
Zoning: C-G
Commercial Lots: 21
Commercial Space: 131,299sf
A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently vacant.
2. Description of Adjacent Surrounding Area:
Direction Land Use 2onin
North Commercial C-G
South Vacant C-G
East Commercial, sin le-famil residential RUT
West Commercial under development C-G
3. Existing Roadway Improvements & Right-of-Way Adjacent To and Near the Site
• Ustick Road is currently improved with 5 lanes, bike lanes, and vertical curb and gutter, all
within 86-feet of right-of--way (38-feet from centerline) abutting the site.
• Allys Avenue is currently improved with 3 lanes, bike lanes, vertical curb and gutter, and
detached concrete sidewalk, all within a parcel owned by the District.
Una Mas Subdivision
4. Existing Access: The site currently has 3curb-return type driveways onto Allys Avenue, and no
access points onto Ustick Road.
5. Site History: This site was annexed and rezoned in the City of Meridian under MAZ-05-061; and
subsequently granted a conditional use permit and certificate of zoning compliance by the City of
Meridian for a daycare center under MCUP-06-033 and MCZC-06-061, respectively. Additionally,
ACHD entered into a development agreement with the applicant on March 7, 2007 to construct
and dedicate Allys Avenue as a collector roadway along the east side of the site.
Development Impacts
6. Trip Generation: This development is estimated to generate approximately 5,819 additional
vehicle trips per day assuming all 131,299 square feet are in Specialty Retail use (ITE code 814}.
This estimation is based on the Institute of Transportation Engineers Trip Generation Manual.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
8. Traffic Impact Study: A traffic impact study was not required with this application.
9. Existing Condition of Area Roadways:
Roadway Frontage Functional Traffic Count Level of
* Speed Limit
Classification Service
Ustick Road
415' Principal 9 104 east of Eagle Better than
„
35 MPH
Arterial on 11/08/2005 ,~C
Allys Avenue 1,250' Collector N/A N/A 25 MPH
Eagle Road none Principal 49,349 south of Exceeds 55 MPH
Arterial Ustick 8/30/2007 E
*Acceptable level of service fora 5 lane principal arterial is "E" (37,000 VTD).
*Acceptable level of service fora 3 lane collector roadway is "D" (9,500 VTD).
*ACHD does not set level of service thresholds on state highways.
10. Capital Improvements Plan/Five Year Work Program:
• Ustick Road from Duane Drive (east of the site) to Cloverdale is listed in the Capital
Improvements Plan for widening to 5-lanes, with bike lanes, vertical curb, gutter, and sidewalk
between 2014 and 2018.
• There are currently no other roadways, bridges or intersections in the general vicinity of the
project that are in the Five Year Work Program.
B. Findings for Consideration
1. Ustick Road
Right-of-Way Policy: District policy requires 96-feet of right-of--way on arterial roadways (Figure
72-F1 B). This right-of--way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
Applicant Proposal: The applicant is proposing to construct a meandering 5-foot concrete
sidewalk along in an easement along Ustick Road abutting the site.
2 Una Mas Subdivision
Staff Recommendation: The applicant should construct a 5-foot concrete sidewalk, as proposed,
no closer than 5-feet from the existing back of curb. The entire sidewalk should be constructed
outside of the right-of-way and in a public use easement.
2. Allys Avenue
Right-of-Way Policy: District policy requires 70-feet of right-of--way on collector roadways
(Figure 72-F1 B). This right-of-way width allows for the construction of a 3-lane roadway with
curb, gutter, 5-foot wide detached sidewalks and bike lanes.
46-foot Street Section Policy: District policy 72-F1 B requires collector roadways to be
constructed as 46-foot street sections with vertical curb, gutter, and 5-foot detached (or 7-foot
attached) concrete sidewalks within 70-feet of right-of-way. This street section allows for the
construction of a 3-lane roadway with bike lanes.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. The applicant should also be required to provide a minimum
of a 29-foot street section on either side of any proposed center islands within the turnarounds.
The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square
foot area.
Applicant Proposal: The applicant is proposing to purchase the remaining 3.09 acres of parcel
S1104223012 abutting Allys Avenue from ACHD once Allys Avenue is dedicated as a public
roadway, per the development agreement between the applicant and the District dated March 7,
2007.
Staff Comment/Recommendation: Allys Avenue is already fully improved in accordance with
the development agreement between the applicant and ACHD. The applicant should close on the
remaining property not dedicated as public right-of--way prior to plans acceptance or signature of
final plat.
3. Driveways
Width Policy: District policy 72-F4 (1) requires driveways located on collector roadways near a
signalized intersection to be located a minimum of 175-feet from the signalized intersection for a
full-access driveway and a minimum of 85-feet from the signalized intersection for aright-in/right-
out only driveway.
Successive Driveway Policy: District policy 72-F5, requires driveways located on collector or
arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be
constructed as curb-cut type facilities if located on local streets. Curb return type driveways with
15-foot radii will be required for driveways accessing collector and arterial roadways.
Gravel Tracking Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-
foot radii abutting the existing roadway edge.
Applicant Proposal: The applicant is proposing to take access via three existing curb return
driveways along Allys Avenue. The driveways are located approximately 300, 630, and 970-feet
(near-edge to near-edge) south of the intersection with Ustick Road, respectively.
Staff Recommendation: The applicant's proposal meets District policy. The applicant should
pave each of the existing curb-return driveways its full width at least 30-feet into the site from Allys
Avenue.
3 Una Mas Subdivision
4. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed
development shall cause no undue hardship to adjoining property. An adequate and convenient
access to adjoining property for use in future development may be required. If a street ends at
the development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-
neighborhood circulation or to provide access to adjoining properties. Stub streets will conform
with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-
de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
Applicant's Proposal: The applicant has proposed one stub street to the south, Ally's Avenue,
located at the south property line.
Staff Comment/Recommendation: The applicant's proposal meets District policy. The
applicant should install a sign at the terminus of the stub street stating that , "THIS ROAD WILL
BE EXTENDED IN THE FUTURE." Because the stub street extends greater than 150-feet, the
applicant will be required to provide the District with a public turnaround easement. The
easement should be for a T-type turnaround and encompass the first 50-feet of the third driveway
located approximately 970-feet south of Ustick Road.
5. Tree Planter Policy
The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 8-feet in
width without the installation of root barriers. Class II trees may be allowed in planters with a
minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a
minimum width of 10-feet.
6. Other Access
Ustick Road is classified as a principal arterial and Allys Avenue is classified as a collector. Other
than access specifically approved with this application, direct lot access to these roadways is
prohibited and should be noted on the final plat.
C. Site Specific Conditions of Approval
Construct a 5-foot concrete sidewalk no closer than 5-feet from the existing back of curb along
Ustick Road abutting the site. Provide the District with an easement for public access, extending
from the public right-of-way to the back of the sidewalk.
2. Close sale on the portion of parcel S1104223012 that is not dedicated as public right-of--way prior
to plans acceptance or signature of final plat.
3. Pave each of the three existing curb-return type driveways along Allys Avenue-located
approximately 300, 630, and 970-feet (near-edge to near-edge) south of the intersection with
Ustick Road, respectively-its full width and at least 30-feet into the site.
4. Provide the District with a public turnaround easement. The easement should be for a T-type
turnaround and encompass the first 50-feet of the third driveway located approximately 970-feet
south of Ustick Road.
5. Other than the three existing curb-return driveways specified in this report, direct lot access onto
Allys Avenue is prohibited, and shall be noted on the final plat.
6. Direct lot access onto Ustick Road is prohibited, and shall be noted on the final plat.
7. Comply with all Standard Conditions of Approval.
4 Una Mas Subdivision
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
3. All utility relocation costs associated with improving street frontages abutting the site shalt be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280 (with
file number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior
to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
5 Una Mas Subdivision
Attachments
1. Vicinity Map
2. Site Plan
Una Mas Subdivision
3. Appeal Guidelines
4. Development Process Checklist
k wr u~ec a,
7 Una Mas Subdivision
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or
part of a previous development application and that the site specific requirements from the previous development
also apply to this development application.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
^Write a Commission Level report analyzing the impacts. of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
^The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit one (1) set of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DlD YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified
Plan Designer, must be turned into ACHD Construction -Subdivision to be reviewed and approved by the ACHD
Drainage Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
8 Una Mas Subdivision
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager
did not properly apply this section 7101.6, did not consider all of the relevant facts presented,
made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the
interpretation or enforcement of the ACRD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall
refer to the decision being appealed, identify the appellant by name, address and
telephone number and state the grounds for the appeal. The grounds shall include a
written summary of the provisions of the policy relevant to the appeal and/or the facts
and law relied upon and shall include a written argument in support of the appeal.
The Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the
date of the filing of the notice of appeal to reply to the notice of the appeal, and may
during such time meet with the appellant to discuss the matter, and may also
consider and/or modify the decision that is being appealed. A copy of the reply, and
any modifications to the decision being appealed will be provided to the appellant
prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant of the
ROWDS Manager's reply to the notice of appeal. A copy of the decision being
appealed, the notice of appeal and the reply shall be delivered to the Commission at
least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision
being appealed, as such action is adequately supported by the law and evidence
presented at the hearing.
9 Una Mas Subdivision